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72-69 Kissena Boulevard zoning and development potential

72-69 Kissena Boulevard, Queens 11367 is a 38,344 square foot lot zoned R4. RunEnvelope’s engine finds an as-of-right scheme with homes of 69,013 sf (Commercial Overlay), against 7,170 sf built on the lot today.

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The lot

BBL
4-06805-0045
Block / lot
6805 / 45
Community district
Queens Community District 8
Zoning
R4
Lot area
38,344 sf
Frontage x depth
239 ft x 134 ft
Lot type
Inside
Current use
Commercial and office
Built today
7,170 sf, 1 floor
Year built
1976
Built FAR
0.19

Permitted floor area against what is built

Built on the lot today7,170 sf
Largest scheme with homes: Commercial Overlay69,013 sf
Largest scheme, any use: Community Facility74,388 sf

That leaves 61,843 sf more floor area than stands here now, if the existing building were replaced.

City Planning’s PLUTO file lists a residential FAR of 1.00 for this lot, which at 38,344 sf of land is 38,344 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Apartments) holds 38,344 sf, close to that simple multiplication.

  • Wide street frontage
  • Irregular lot shape

Development scenarios

The largest 6 as-of-right schemes RunEnvelope’s engine produced for this lot, by zoning floor area. A full study also models the building itself: floor plates, heights, setbacks, unit mix and parking.

SchemeTypeFloor areaFARHomes
Community FacilityCommunity facility74,3881.94None
Commercial OverlayMixed use with homes69,0131.8042
Residential + Community FacilityMixed use with homes55,9341.4640
Max CommercialCommercial48,2201.26None
Max ApartmentsHousing38,3441.0056
Max Residential (Parking Waiver: 6 units)Housing38,3441.006

Floor area is zoning floor area in square feet. Highlighted: the largest scheme with homes. Income-restricted schemes (Universal Affordability Preference, AIRS senior housing) require a share or all of the homes to be affordable. Shared housing counts rooms, not apartments. Schemes that need a landmark transfer of development rights, the FRESH food store bonus or a stack of every program are left off this page; the full study shows them.

What these numbers are

As-of-right only: what the Zoning Resolution allows without a variance, special permit or rezoning. Computed by RunEnvelope’s zoning engine on October 25, 2026 from PLUTO 26v2 lot data, in screening mode: the engine uses the City’s recorded lot area and dimensions, not a surveyed lot outline.

This is not a professional opinion, an appraisal or a statement that anything will or should be built here. Existing tenants, leases and the owner’s plans are not part of it.

What a full study checks

  • ■The actual lot outline, street frontages and yards, not PLUTO's recorded dimensions
  • ■Easements, restrictive declarations and zoning lot agreements on record
  • ■Landmark, waterfront and flood rules that apply to the specific building
  • ■Height, setback and floor-by-floor massing, with floor plans
  • ■Unit count, parking and the affordability program terms

Why this lot has a page: we publish pages only for lots that clear a set of data quality and headroom tests.

Nearby lots with similar potential

71-02 Kissena BoulevardR4 · 0.2 mi away41,306 sf of room to build144-17 Union TurnpikeR4 · 0.68 mi away99,425 sf of room to build68-02 Fresh Meadow LaneR4 · 0.99 mi away55,835 sf of room to build186-01 73 AvenueR4 · 1.52 mi away243,661 sf of room to build

The closest published lots in Queens, same zoning district first. All Queens lots.

This is the screening number. Get the study for 72-69 Kissena Boulevard.

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